2906 Violet Ave · Baltimore, MD 21215

$99,000

3 bd · 2.5 ba · 1,492 sqft · Townhouse · 97 Days on market

Built 1920 1,306 sqft lot $66/sqft · 52% below area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to make this home your own or design the ideal investment property in the Park Circle District! Once renovated, this home offers the opportunity to become a charming 3BR/2.5BA residence. The rough-in electrical, plumbing, and HVAC inspections have already been completed, along with the framing inspection. It is ready for your vision and updates!

Key facts

• Built 1920
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $99k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 6.0% in Baltimore — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#90 in MD, #3,396 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools D, crime F.
• Baltimore City Public Schools (urban): math 7% / reading 16% proficiency, ranked #24 of 24 in MD (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 351 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 44% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Baltimore County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $99k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.90% ✓
• Cap rate: 16.01%
• Cash-on-cash: 34.71%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (median comp): $207,805
• List price: $99,000
• Delta: -52.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3635 Wabash Ave	0.25mi	3/1.5	1,400 (-6%)	4mo	$159,000	$114	71
3206 Yosemite Ave	0.20mi	3/1.5	1,360 (-9%)	2mo	$215,000	$158	70
4027 Annellen Rd	0.39mi	4/2.0 (+1)	1,452 (-3%)	3mo	$220,900	$152	68
3927 Cedardale Rd	0.46mi	3/2.0	1,578 (+6%)	4mo	$208,000	$132	64
4023 Reisterstown Rd	0.36mi	4/4.0 (+1)	1,400 (-6%)	2mo	$250,000	$179	60
2531 Boarman Ave	0.69mi	4/2.5 (+1)	1,479 (-1%)	4mo	$254,000	$172	58
3654 Malden Ave	0.64mi	3/1.5	1,431 (-4%)	3mo	$254,000	$177	57
3825 Pall Mall Rd	0.35mi	4/2.0 (+1)	1,670 (+12%)	2mo	$246,000	$147	55
2523 Boarman Ave	0.70mi	3/1.0	1,450 (-3%)	3mo	$82,500	$57	54
3616 Keystone Ave	0.70mi	3/1.5	1,572 (+5%)	2mo	$280,000	$178	53
3911 Bareva Rd	0.57mi	4/2.0 (+1)	1,620 (+9%)	0mo	$112,100	$69	52
3627 Keystone Ave	0.73mi	2/2.0 (-1)	1,336 (-10%)	2mo	$280,000	$210	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.41% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 2.22×
• Total profit: $33,948
• Equity at exit: $14,761

10-year hold

• IRR: 36.5%
• Equity multiple: 4.28×
• Total profit: $90,937
• Equity at exit: $8,560

Cash invested: $27,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 12 Strongly Tenant-Friendly
• State Maryland: 27 Tenant-Leaning · D+14
• County: — inherits STATE
• City Baltimore: 12 Strongly Tenant-Friendly · D+58

Just-cause for tenancies > 1 yr.

Methodology + full state rankings →

ZIP-level market 21215

• Rents YoY: 2.4%
• Active inventory: 351
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$519
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $802

Break-even live

Break-even rent $871

Max offer price $99,000

Occupancy floor 52%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3204 Sequoia Ave Baltimore, MD	4.0	2.5	1791	$2,600	$1.45	43d	1	0.25mi
3822 Pall Mall Rd Baltimore, MD	3.0	1.5	1320	$1,875	$1.42	43d	1	0.32mi
4230 Towanda Ave Baltimore, MD	3.0	2.0	1400	$1,800	$1.29	17d	1	0.51mi
2415 Loyola Southway Baltimore, MD	3.0	1.5	1200	$2,033	$1.69	43d	1	0.58mi
2619 Loyola Northway Baltimore, MD	3.0	2.0	1400	$1,995	$1.43	24d	1	0.62mi
3508 Grantley Rd Baltimore, MD	2.0	1.0	1250	$1,350	$1.08	24d	1	0.68mi
2910 Reisterstown Rd Baltimore, MD	1.0–3.0	1.0	950	$1,414	$1.49	14d	4	0.72mi
2454 W Cold Spring Ln Baltimore, MD	3.0	1.0	1200	$1,650	$1.38	24d	1	0.76mi
3632 Parkdale Ave Baltimore, MD	3.0	1.0	1400	$3,000	$2.14	43d	1	0.78mi
2915 Oakford Ave Baltimore, MD	3.0	2.0	1102	$1,600	$1.45	17d	1	0.78mi
2080 Rockrose Ave Unit 2080-201 Baltimore, MD	2.0	2.0	1080	$2,100	$1.94	24d	1	0.80mi
2078 Druid Park Dr Baltimore, MD	2.0	3.0	1500	$2,500	$1.67	43d	1	0.80mi
2078 Druid Park Dr Unit 4 Baltimore, MD	2.0	2.5	1500	$2,500	$1.67	43d	1	0.80mi
3104 Tioga Pkwy Baltimore, MD	3.0	2.0	1640	$2,050	$1.25	22d	1	0.87mi
2824 Edgecombe Cir S Baltimore, MD	2.0	2.0	950	$1,475	$1.55	22d	1	0.87mi
3001 Carlisle Ave Baltimore, MD	3.0	1.0	1024	$1,300	$1.27	43d	1	0.88mi
2738 N Longwood St Baltimore, MD	3.0	1.0	1024	$1,399	$1.37	43d	1	0.88mi
2742 N Rosedale St Baltimore, MD	3.0	1.0	1024	$1,350	$1.32	43d	2	0.92mi
2530 Edgecombe Cir N Baltimore, MD	2.0–3.0	1.0	920	$1,325	$1.44	2d	4	0.92mi
3403 Carlisle Ave Apt 1 Baltimore, MD	2.0	1.0	1100	$1,600	$1.45	11d	1	0.99mi
3028 Hanlon Ave Baltimore, MD	3.0	2.0	1200	$1,711	$1.43	24d	1	1.01mi
3784 Columbus Dr Baltimore, MD	4.0	2.0	1250	$2,200	$1.76	24d	1	1.03mi
3401 Woodbrook Ave Unit 1 Baltimore, MD	3.0	1.0	900	$1,199	$1.33	24d	1	1.09mi
4714 Greenspring Ave Baltimore, MD	2.0	1.0	890	$1,295	$1.46	43d	1	1.10mi
4320 Roland Heights Ave Baltimore, MD	3.0	2.5	1800	$3,300	$1.83	17d	1	1.10mi
4322 Roland Heights Ave Baltimore, MD	3.0	3.0	1800	$3,000	$1.67	43d	1	1.11mi
3735 Manchester Ave Baltimore, MD	2.0	1.0	1000	$1,350	$1.35	4d	1	1.11mi
4319 Medfield Ave Baltimore, MD	3.0	2.5	1800	$3,100	$1.72	43d	1	1.15mi
4828 Beaufort Ave Baltimore, MD	2.0	2.5	1200	$1,850	$1.54	24d	1	1.16mi
2330 Bryant Ave Unit 4 Baltimore, MD	2.0	1.0	950	$1,500	$1.58	20d	1	1.17mi
3915 Liberty Heights Ave Gwynn Oak, MD	1.0–2.0	1.0–2.0	680	$1,345	$1.98	12d	5	1.18mi
2001 W Cold Spring Ln Baltimore, MD	1.0–3.0	1.0–2.0	1154	$3,505	$3.04	1d	31	1.20mi
3017 Poplar Ter Baltimore, MD	2.0	1.0	880	$1,349	$1.53	24d	1	1.24mi
1527 W 36th St Unit 2ND FLOOR Baltimore, MD	2.0	1.0	1200	$1,600	$1.33	43d	1	1.24mi
2301 Whittier Ave Unit 3 Baltimore, MD	2.0	2.0	1104	$1,650	$1.49	43d	1	1.25mi
2301 Whittier Ave Unit 1 Baltimore, MD	2.0	1.0	1104	$1,400	$1.27	43d	1	1.25mi
2301 Whittier Ave Unit 2 Baltimore, MD	2.0	2.0	1104	$1,400	$1.27	43d	1	1.25mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	17d	1	1.25mi
2201 Whittier Ave Baltimore, MD	4.0	2.0	1750	$1,700	$0.97	43d	1	1.25mi
2812 Clifton Ave Baltimore, MD	3.0	1.5	1650	$1,850	$1.12	43d	1	1.27mi

Listing history 31 events

1. 2026-06-18
   days on market $99,000 Active 97 DOM
2. 2026-06-17
   days on market $99,000 Active 96 DOM
3. 2026-06-16
   days on market $99,000 Active 95 DOM
4. 2026-06-15
   days on market $99,000 Active 94 DOM
5. 2026-06-13
   days on market $99,000 Active 92 DOM
6. 2026-06-09
   days on market $99,000 Active 88 DOM
7. 2026-06-08
   days on market $99,000 Active 87 DOM
8. 2026-06-07
   days on market $99,000 Active 86 DOM
9. 2026-06-04
   days on market $99,000 Active 83 DOM
10. 2026-06-03
    days on market $99,000 Active 82 DOM
11. 2026-06-02
    days on market $99,000 Active 81 DOM
12. 2026-06-01
    days on market $99,000 Active 80 DOM
13. 2026-05-31
    days on market $99,000 Active 79 DOM
14. 2026-03-13
    listed $99,000 Active 365-char remark

    Show marketing remark (365 chars)

    Great opportunity to make this home your own or design the ideal investment property in the Park Circle District! Once renovated, this home offers the opportunity to become a charming 3BR/2.5BA residence. The rough-in electrical, plumbing, and HVAC inspections have already been completed, along with the framing inspection. It is ready for your vision and updates!

15. 2026-03-13
    historical

    Show marketing remark (365 chars)

    Great opportunity to make this home your own or design the ideal investment property in the Park Circle District! Once renovated, this home offers the opportunity to become a charming 3BR/2.5BA residence. The rough-in electrical, plumbing, and HVAC inspections have already been completed, along with the framing inspection. It is ready for your vision and updates!

16. 2026-01-09
    listed $114,900 Active
17. 2025-12-31
    historical
18. 2025-09-03
    listed $129,900 Active
19. 2025-09-03
    historical
20. 2025-08-22
    listed $129,900 Active
21. 2023-10-09
    historical
22. 2023-07-01
    historical
23. 2023-03-12
    status Active
24. 2023-03-11
    status Active
25. 2023-03-09
    status Pending
26. 2023-03-09
    status Pending
27. 2023-01-31
    listed $99,000 Active
28. 2023-01-31
    listed $99,000 Active
29. 2022-06-29
    soldstatus $40,000
30. 1994-10-06
    soldstatus $15,000
31. 1985-04-11
    soldstatus $17,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $1,529 · $127/mo
• Projected year-2 tax: $1,529 · $127/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,629
• − Mortgage interest: −$5,546
• − Property taxes: −$1,529
• − Insurance: −$495
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$2,880
• Taxable income: $8,558
• Est. tax owed @ 24.0%: −$2,054
• After-tax cash flow: $7,569/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Baltimore City Public Schools
• NCES district ID: 2400090
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 16% ▼ -5.00%
• Median HH income: $42,108
• Composite: 10.08/100
• National rank: #9805
• State rank: #24 of 24 in MD

Livability — Baltimore

• Score: 76/100
• State rank: #90
• US rank: #3396

Category grades

Amenities A+ Commute A+ Cost of living A- Crime F Employment C Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baltimore, MD
• County: Baltimore City · 558,601 people
• City population: 588,727
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 52,229
• Household income: $51,587
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 3644.0

Population outlook (Baltimore County) Hauer SSP2

• Today (2025): 624,249 people
• By 2030: 621,541 · -0.4%
• By 2040: 609,756 · -2.3%
• By 2050: 597,249 · -4.3%
• By 2075: 552,236 · -11.5%
• By 2100: 513,934 · -17.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (73%)
• Race & ethnicity: Black 73% White 17% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Common ancestry: Scotch-Irish 2% Romanian 2% Italian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Baltimore

• 2024 margin: Solid D (+73.0) · D 85.2% · R 12.2% · Other 2.6%
• 2008→2024 swing: -2.5pp toward R · 2008: 75.5pp · 2024: 73.0pp
• All cycles: 2024: D+73.0 2020: D+76.6 2016: D+74.6 2012: D+76.4 2008: D+75.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -318.58%
• Current HPI: 291.4926
• Rent YoY: ▲ 2.41%
• Metro: Baltimore-Columbia-Towson, MD
• State GDP YoY: ▲ 2.97%
• F500 in state: 12

Industry mix (Fortune 500 HQ in MD)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	1	$71B
▸Utilities	1	$25B
▸Hotels	1	$24B
▸Consumer Goods	1	$7B
▸Real Estate	1	$6B
▸Chemicals	1	$2B

Price history

+482.4% since first listed

18 events — show timeline

• 2026-03-13 Listing Removed — BRIGHT MLS
• 2026-03-13 Listed $99,000 BRIGHT MLS
• 2026-01-09 Listed $114,900 BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-09-03 Listing Removed — BRIGHT MLS
• 2025-09-03 Listed $129,900 BRIGHT MLS
• 2025-08-22 Listed $129,900 BRIGHT MLS
• 2023-10-09 Listing Removed — BRIGHT MLS
• 2023-07-01 Listing Removed — BRIGHT MLS
• 2023-03-12 Relisted — BRIGHT MLS
• 2023-03-11 Relisted — BRIGHT MLS
• 2023-03-09 Pending — BRIGHT MLS
• 2023-03-09 Pending — BRIGHT MLS
• 2023-01-31 Listed $99,000 BRIGHT MLS
• 2023-01-31 Listed $99,000 BRIGHT MLS
• 2022-06-29 Sold (Public Records) $40,000 Public Records
• 1994-10-06 Sold (Public Records) $15,000 Public Records
• 1985-04-11 Sold (Public Records) $17,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,529 · +30.9% YoY. Source: county tax records.